How Much Will I Make Selling My Home in York Region?
A seller’s net sheet is an estimate of the actual proceeds a seller will walk away with after a sale, calculated as the sale price minus commissions, legal fees, mortgage discharge costs, HST on commission, and any closing adjustments. Reviewing one before listing, not after an offer is accepted, is what prevents an unpleasant surprise at closing.
What Goes Into a Net Sheet
- Estimated sale price, based on current comparable data, not a hoped-for number
- Real estate commission, which varies by brokerage and is negotiated as part of the listing agreement
- Legal fees for the closing
- Mortgage discharge costs, if there is an existing mortgage on the property
- HST applicable on real estate commission
- Closing adjustments, such as prepaid property tax or utility credits between buyer and seller
Why Timing Matters
A net sheet reviewed before listing gives a seller a realistic number to plan around. The same exercise done only after an offer is accepted leaves far less room to adjust expectations or strategy if the actual proceeds come in lower than assumed.
What a Net Sheet Is Not
A net sheet is an estimate, not a legal or financial guarantee. Final numbers are confirmed by the real estate lawyer handling the closing. A net sheet is a planning tool, and a financial professional should be consulted for decisions that depend on the exact net proceeds.
Quick Answers
When should I ask for a net sheet?
Before listing, using a realistic estimated sale price based on current comparable data, not after an offer comes in.
Does a net sheet account for my specific mortgage payout?
It should. The exact discharge amount, including any penalty, comes from your lender and should be confirmed directly with them.
Is the commission on a net sheet fixed?
No. Commission is negotiated as part of the listing agreement and varies by brokerage and situation.
Will my net sheet change once an offer comes in?
Yes, it should be updated to reflect the actual accepted sale price rather than the estimated one used at listing.
Who prepares the final numbers at closing?
The real estate lawyer handling the transaction confirms final, exact numbers at closing. The net sheet is an estimate used for planning ahead of that.
Want the numbers that apply to your specific home or move? Get a free, no-obligation home value estimate at pambechard.com. Pam Bechard, Listing Strategist with Royal LePage RCR Realty, will follow up directly with the comparable sales behind your number.
About Pam Bechard
Pam Bechard is a Listing Strategist with Royal LePage RCR Realty serving York Region and South Simcoe, Ontario. With nearly 15 years of experience, she works with buyers, sellers, and downsizers navigating the YRSS market. Her approach is data-first, pressure-free, and grounded in verified local market intelligence.
Get your free home value estimate → pambechard.com · 905-716-2736 · pambechard@royallepage.ca
